LoopNet will probably be your best funnel, but if it's a parcel of land with utilities that you're selling, I would say finding someone that's not only sophisticated enough to build, but also most aggressive on pricing due to a pending 1031 exchange, is going to be pretty rare.

When you are dealing with a sophisticated Realtor they know what they have.

Now, for those who are looking to play a more sophisticated game in REI (Commercial Real Estate) and trying to do it on their own will find out it is really difficult without outside help from someone doing. 

I didn’t know scammers were so sophisticated and their timing was always just right.Lesson learned to always make that verification phone call before moving large sums of money.

Many, perhaps most, MF syndications use SEC Reg D 506(b) which allows up to 35 sophisticated (“knowledgeable”) investors. 

If you're only doing a dozen deals, you don't need a sophisticated system in place, simply drive some streets weekly, and you will have plenty of opportunities.

Of course the first thing OP would want to do is research his own market.With that said, although a market like Cleveland does attract out of state investors of varying sophistication, including beginners, please also realize that we have plenty of experienced investors, including those with multiple portfolios across the country and internationally.

However, you must have an existing relationship with the investor, and the investor must be sufficiently sophisticated to evaluate the offering, or have a financial advisor who is.Further, no general solicitation or advertising is allowed.One problem with utilizing the general exemption for private placement is that you are very likely to be sued should something go differently than projected, you will have insufficient documentation to defend your case in the lawsuit, and you have no statutory defense.

There's also a $92,000 judgement against the owner and her son's towing business for defaulted machinery and farm equipment. 

The chance of an agent or other sophisticated person seeing this deal is high.